I had intended to instruct a conveyancing solicitor in Heath Hayes for our house move. Our broker informed us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unduly restrictive?
Before the recession most mortgage companies had a different appetite for risk. Almost all Heath Hayes conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Heath Hayes conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Heath Hayes is amongst the many areas where the solicitors we list are on the panel for Chelsea Building Society.
We are due to move house in June. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Heath Hayes. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you will need to pick up the house keys from your selling agent but this should only happen when the previous owners lawyers advise the agent that the monies to complete are in and the keys can be released. After that you should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a residential property solicitor in Heath Hayes or a legal practice that specialises in conveyancing in Heath Hayes.
After months of negotiation I have agreed a price on a house in Heath Hayes. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Heath Hayes solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the guidance of my in-laws I had a survey completed on a house in Heath Hayes prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may not give a mortgage on this type of home.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Heath Hayes. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has suggested that I use his conveyancing solicitors in Heath Hayes. Should I find my own property lawyer?
Much as we are happy to recommend a Heath Hayes conveyancing lawyer the best way to select a conveyancing practitioner is to have recommendations from friends or family who have actually used the firm that you are contemplating using.
I have just appointed agents to market my basement apartment in Heath Hayes. Conveyancing is yet to be initiated, but I have just received a yearly service charge demand – what should I do?
The sensible thing to do is pay the invoice as you normally would as all ground rent and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a studio flat in Heath Hayes, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Heath Hayes with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2076
With 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
Is it the case that all Heath Hayes property lawyers on every lender conveyancing panel?
You can use our search tool or you can drop into your local bank branch in Heath Hayes. Chances are that they can recommend conveyancing solicitors in Heath Hayes